Can you clarify what the consequences are if my solicitor is removed from the UBS Solicitor panel ahead of completing my conveyancing in Truro?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Can you help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the level of cover for Truro conveyancing?

The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.

I currently have a mortgage with Clydesdale for my property in Truro. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?

Your original mortgage agreement with Clydesdale will provide that you need their approval prior to letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel solicitor.

After what feels like an age I have had an offer on a flat in Truro agreed to, the sellers do nevertheless have a tied purchase. The owners have placed an offer on a property, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Truro. What should be my next step? When should I get the mortgage application with Co-operative started?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Truro conveyancing search fees, etc). First, you should check that your conveyancing practitioner is on the Co-operative conveyancing panel. Concerning the next steps this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a buoyant market many purchasers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Truro.

I have been on the look out for a ground for flat up to £305k and found one close by in Truro I like with open areas and transport links nearby, however it only has 49 remaining years left on the lease. There is not much else in Truro suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a home loan the remaining unexpired lease term may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

I am using a search engine for the phrase on line conveyancing in Truro it shows results of numerous solicitorslocally. How do I determine which is the right property lawyer for the sale of my house?

The ideal way of seeking a suitable conveyancer is through a trusted referral, so enquire of friends and relatives who have purchased a property in Truro or the reputable estate agent or financial adviser. Charges for conveyancing in Truro differ, so it's sensible to request a minimum of four fee estimates from varying types of solicitors. Dont forget to clarify that the charges are assured not to escalate.

I have been informed by numerous friends that it may take six to eight weeks for Truro conveyancing to complete.This was 3 ago. The draft contract was only received to my lawyer a couple of days ago so now does it countdown?

Do not count on moving on a set date until contracts are exchanged. Whatever promises the people you are acquiring from or selling to make, or your estate agent makes don't bank on them. More frustration is caused to clients trying to move home by false promises than any other issue when it comes to conveyancing in Truro.